Kennett Region Economic Development Study
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E CONOMIC AND R EAL E STATE A NALYSIS FOR S USTAINABLE L AND U SE O UTCOMES ™ Kennett Region Economic Development Study Kennett Square and Kennett Township, Pennsylvania September 15, 2016 Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 TABLE OF CONTENTS APPENDIX 99 Existing Conditions 100 Existing Planning Efforts 106 Comprehensive Market Analysis 131 Socio-Economic Trends Analysis 132 Labor and Industry Trends Analysis 157 Real Estate Trends Analysis 179 Public Outreach and SWOT Analysis 225 Glossary of Terms 233 Financial Pro Forma Analysis 236 Fiscal Impact Analysis 251 Image Credits 268 EXECUTIVE SUMMARY 3 Background 4 Methodology 13 ECONOMIC DEVELOPMENT STUDY 16 Millers Road 19 Ways Lane 30 Birch Street 45 State Street 61 Cypress Street 74 Mill Road/NVF 85 Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 EXECUTIVE SUMMARY Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 Located in the southeastern region of Chester County, Pennsylvania, Kennett Square Borough is a small one-mile square town, which is home to a diverse group of industries, including mushroom growers, healthcare and financial services corporations. 4ward Planning was retained by the Historic Kennett Square (HKS) Economic Development Task Force (Task Force) to perform a comprehensive market, financial, and fiscal impact analyses for seven economic development focus areas located within Kennett Square Borough and Kennett Township. The project is funded through a consortium which includes Kennett Borough, Kennett Township, Genesis Healthcare, Longwood Gardens, and Chester County. This multi- municipal economic development study is aimed at securing the Kennett area’s position within the regional economy, by setting priorities for where and how the communities grow and identifying actionable steps necessary to move these communities towards their shared goals. Specifically, the study identifies how and what type of revitalization should continue in Kennett Square, while preserving the natural, historic, and cultural assets of both the Borough and the Township. The planning process is outlined to the right and was designed to be sequential – so as implementation recommendations rest on a firm foundation. Background: Kennett Region Economic Development Study •Genesis Healthcare •Longwood Gardens •Chester County •Kennett Township •Kennett Borough Review of Regional Planning Efforts •Socio-Economic Trends •Labor and Industry Trends •Real Estate Market Trends Comprehensive Market Analysis •Community Workshop •Public Survey •SWOT Analysis Economic Development Vision •Zoning Ordinance Review •Financial Feasibility •Fiscal Impact Analysis Identification & Evaluation of Strategic Investment Projects •Millers Hill •Ways Lane •Birch Street •State Street •Cypress Street •Mill Road / NVF Implementation by Focus Area Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 This study implements the goals and recommendations of both Kennett Borough and Kennett Township’s comprehensive plans in addition to Landscapes2 (Chester County’s Comprehensive Plan). The study also considers recent regional planning efforts conducted by the Delaware Valley Regional Planning Commission (DVRPC). Specifically, 4ward Planning reviewed the planning documents outlined below. Particular attention was given to portions of the plans relating to economic development. Summaries and relevant excerpts from the plans are included in the Appendix. Delaware Valley Regional Planning Commission (DVRPC) Landscapes2 (Chester County) Kennett Township Kennett Square Borough •DVRCP Regional, County, and Municipal Employment Forecasts, 2010-2040 •Chester County Comprehensive Policy Plan (Landscapes 2) •Ways Lane Neighborhood Enhancement Plan •2015 Kennett Township Comprehensive Plan •2013 Kennett Square Borough Comprehensive Plan •2015 Kennett Square Borough Strategic Plan Background: Existing Planning Geographies & Planning Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 STRATEGIC CHALLENGES • Infill, Redevelopment, and Adaptive Reuse: Kennett Square Borough is generally built out, and economic development and revitalization will come in the form of infill, redevelopment, and adaptive reuse. There are relatively few vacant parcels in the Borough, with the majority located in industrial areas. • Regional Coordination: Finally, communication and coordination between neighboring and overlaying jurisdictions is particularly important for planning in Kennett Square. As the Borough is entirely surrounded by Kennett Township, coordination between the jurisdictions is vital. Additionally, as a Chester County-designated urban growth area, the Borough fits into larger regional plans for the County and surrounding area. STRATEGIC OPPORTUNITIES • Urban Center Revitalization: As an urban growth area, there will be focus on attracting, growing, and retaining businesses and jobs in the Borough while also maintaining the quality of life. Economic development focus going forward will be on revitalization of the urban center. This includes focus on business attraction and maintaining local businesses, as well as enhancing the public realm, including pedestrian amenities and historic character. It will remain important to capitalize on historic resources, tourism, and cultural and recreational events. Additionally, continued provision of diverse housing opportunities and transportation resources will be key in the continued revitalization of the area. Background: Existing Planning Geographies & Planning Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 STRATEGIC CHALLENGES • Rising Incidence of Poverty: This trend in Kennett Square will place greater demands on local services and is also a signal that current and future retail and housing investment should recognize the needs of this socio- economic group (e.g., affordable, quality housing and retail offerings targeted to a broad consumer tastes and incomes). A successful economic development study will offer goals and objectives designed to mitigate the poverty rate and increase economic opportunities for low-skilled, low-income residents. • Demand for Rental Housing: The current and expected increase in the number of Latino households (many of which are of lower socio-economic income means) will place upward pressure on local housing rental prices, and this economic incentive will encourage a small number of property owners to rent single-family dwelling units and/or motel facilities where such activity is inconsistent with local zoning and detrimental to surrounding property values. A local economic development study will, ultimately, be undermined by land-use conditions which depress nearby real estate values and discourage private investments. • Increase in Smaller Households: Notwithstanding the relative increase in household size, in Kennett Square (driven by young migrant families, in particular), there is an observed increase in the number and share of non-family households in the borough, as well as the surrounding region. Non-family households are typically small (e.g., one- and two-person households) and are most desirous of smaller dwelling units (multi-family rental units, condominiums and small scale townhouses). To the extent that this type of housing is in short supply in the borough (accommodating workers and consumers, alike), a prospective economic development study will fail to reach its potential. Background: Socio-Economic Trends Analysis Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 STRATEGIC OPPORTUNITIES • Regional Affluence and Spending Power: Notwithstanding the pockets of poverty within the borough, the breadth and depth of affluence in and around Kennett Square suggests their exists strong demand for discretionary goods and services (e.g., specialty apparel, dining establishments, entertainment and personal services (e.g., spas, fitness studios, etc.). While Kennett Square features a number of these business types, there will likely be demand for additional such businesses – providing local opportunities for investment and employment. • Fertile Ground of Entrepreneurialism: The relatively high level of educational attainment identified in the primary market area, coupled with an estimated median age of 42.1 (201 suggests the area is fertile ground for entrepreneurship and new business investment (the Ewing Marion Kauffman Foundation, a Kansas City, Missouri based non-profit which is focused on education and entrepreneurship, has over the past ten years consistently identified persons 45 and older as leading the creation of new business enterprises). Kennett Square has the added advantage of offering a high quality, small scale urban environment which is favored by a number of entrepreneurs. • Downsizing Baby Boomer Households: As the number of affluent baby boomer households in the primary market area increasingly retire from their jobs and contemplate downsizing, most will seek to remain within an hour of where they currently live, raised a family and/or maintain professional and social relationships. Kennett Square can prepare to attract these downsizing boomer households (along with their purchasing power and business investments), as part of its economic development study. Background: Socio-Economic Trends Analysis Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 STRATEGIC CHALLENGES • Growth in Lower Wage Industries: Employment growth and job creation has occurred within industries which, traditionally, offer relatively lower wages (e.g., Healthcare and Social Assistance, Retail Trade), but also offer a range of employment opportunities which can and do lead to higher paying positions. While many Kennett Square-area residents will find greater employment opportunities in these industries, the provision of living-wage jobs remains important to ensure that residents are able to afford local housing and amenities, and have discretionary income sufficient to help grow the local economy. • Shrinking Labor Force: Due to retirements and prime working age persons opting out of the labor force, in particular – will place added pressure on local area businesses needing abundant labor to operate their businesses. As the population continues to age and an increase in retirements takes hold, wages will be bid up, in order to retain and/or attract workers – undermining the economic competitiveness of the area. • Attracting Young Professional Workers: Millennials, particularly – are more inclined seek employment where housing and jobs are easily connected by one or more forms of public transit. As Kennett Square (indeed, most of Chester County) offers little in the way of public transit, businesses which depend upon a deep labor pool of young workers may be challenged to find (or retain) such workers without offering a wage premium. However, there will be those younger workers who will not consider the lack of public transit an inconvenience. Background: Labor and Industry Trends Analysis Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 STRATEGIC OPPORTUNITIES • Health Care and Social Services: Sector offers both low- and high-wage jobs, providing a strong opportunity for career path employment. Given the relatively high share of adult persons in Kennett Square who lack a four-year degree, local workforce training efforts (coordinated with Chester County’s Community College system) should be targeted to low- and semi-skilled working age adults in Kennett Square and Kennett Township who are willing and able to meet the growing needs of the local and regional healthcare industry. • Professional, Scientific and Technical Services: Office space using industries in this sector are projected to have strong growth for the foreseeable future and businesses within these industries tend to create demand for unconventional office space (such as converted warehouse buildings). Further, many businesses within this sector are increasingly lead by Baby Boomers, a number of whom currently live in and around Kennett Square – creating fertile ground for establishing these businesses within Kennett Square. • Small business: Kennett Square’s growing small business sector should continue to drive private investment in additional business start ups and real estate revitalization. Ensuring that existing and would-be entrepreneurs have the needed resources (e.g., data and information concerning available real estate, small business lending programs, zoning regulations, and peer-to-peer groups, etc.) will help ensure the forward direction of Kennett Square’s small business resurgence. Background: Labor and Industry Trends Analysis Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 STRATEGIC CHALLENGES • Office: Although projected growth within the office real estate Submarket and Metro areas indicates an improving office real estate environment, there is approximately 862,000 square feet of vacant office space currently within the Submarket and another 402,000 square feet in the development pipeline. Given the ample supply of available and pending office space within the region, combined with projected vacancy rate increases in the Submarket, there will likely not be little demand for other than build-to-suit office space within Kennett Square. • Flex/R&D: Given projected industry growth and a strengthening Flex/R&D real estate environment (as demonstrated by inventory and average asking rent growth trends, as well as declining vacancy rates in the Submarket) redevelopment sites accommodating Flex/R&D space have the potential to attract small scale businesses looking for such space at affordable rates. However, there is currently 300,000 square feet of flex space available for lease, and 87,200 square feet available for sale, within the 20-Minute PMA. Accordingly, unless build-to-suit demand dictates, there will not be need to construct new flex or R&D space in either the borough or township. • Retail: Retail inventory and asking rent growth within the Submarket have remained relatively stable over the past five years, and projected retail space inventory and asking rent growth rates (modest) indicate a continued “steady-as-you-go” market environment. The category which continues to have strong upside, within the broad Retail real estate market, is drinking and dining establishments. Area consumer spending metrics on dining out, as well as the share of drinking and dining establishments in Kennett Square, suggest there remains strong demand for such real estate space in the Kennett Square area – but the size and style of establishment matters. Background: Real Estate Trends Analysis Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 STRATEGIC OPPORTUNITIES • Multi-family: Reis predicts that average apartment vacancy rates within the Submarket will decrease to less than one percent over the next five years - a strong indication of robust pent-up multi-family housing demand in the region. Despite relatively flat household growth, Kennett Square can prepare to attract both young professionals and empty nesters, who typically prefer to live near their places of employment, entertainment, and dining establishments and personal service businesses (existing uses within the Borough). Based on the supply/demand analysis, by 2030, Kennett Square Borough will have the opportunity to support the development of between 610 and 1,210 new multi-family units (particularly townhouses/condos apartments). As identified in the socio-economic trends analysis, the rising incidence of poverty within Kennett Square and observed increase in the number of non-family households are signals that future housing investment should provide sufficient affordable, quality housing targeted to a range of income groups and age cohorts. • Restaurants, Cafes, and Entertainment Venues : Strong household spending within the discretionary categories of Dining Out, Personal Care, and Entertainment and Recreation within the PMA are quite favorable to existing and prospective restaurants, cafes, and entertainment venues in Kennett Square. Although there is approximately 97,000 square feet of event and banquet facilities space within the 20-minute PMA, there is little inventory within the Borough itself. • Health and Personal Care Stores: There is a lower share of health and personal care businesses within the Borough, than both the PMA and County. For example, although there are 12 spas located within the PMA, there is little inventory within the Borough itself, suggesting these businesses may provide opportunities. Background: Real Estate Trends Analysis Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 Methodology: Economic Development Vision Based on the preceding tasks, the 4ward Planning team, in consultation with members of Historic Kennett Square and Kennett Township municipal officials, developed a coordinated vision for the study from common elements represented in local planning efforts and participation from members of the project task force (PTF). This multi-municipal economic development vision is built around shared expectations concerning future outcomes. Illustrative representation of alternative landscape and development scenarios informed discussion. The overarching goal is that the vision will achieve the following: • Maintain focus on development/redevelopment themes and concepts which are specific to each focus area; • Serve as foundation for creating the economic strategic plan’s goals, objectives and tactics, reflective of existing land uses, transportation, housing, cultural and historic resources and existing infrastructure within each of the focus areas; and • Permit the Borough of Kennett and the Township of Kennett to realize their respective land-use goals while further closely tying their social and economic fabric. Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 Methodology: Zoning Overview and Concepts RBA Group reviewed economic development study’s zoning requirements, focusing on gateway thoroughfares and transitioning areas at the outer boundaries of the Borough. As a result of this analysis, RBA Group developed imagery representative of uses shown to be economically viable by the market analysis for Ways Lane, Birch Street, and the NVF site, illustrating a variety of themes and outcomes, depicting choices for: • Village Center Forms (examples from other places) • Architectural Design (traditional vs. contemporary) • Building Forms (multi-story, set back, etc.) • Materials (building materials, landscape materials) • Residential Building Types (duplex, townhomes, etc.) • Commercial Building Types (ground floor retail, office, etc.) • Roadway Designs and Treatments (bike lanes, medians, etc.) • Public Spaces (active, passive, open park, landscaped, etc.) • Parking (on-street, off-street, etc.) • Streetscape Elements (light poles, benches, etc.) • Gateway Features (monuments, arches, pylons, signs, landscaping, etc.) • Signs (business, wayfinding, etc.) Additional background information on existing land use and zoning is provided in the Appendix. Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 4ward Planning developed a list of project investment criteria and identify strategic priorities from input received during the stakeholder outreach process, and prioritized during the municipal roundtable process. We worked with the Project Task Force to develop and refine a project investment worksheet with criteria (e.g. infrastructure in place, land assemblage required, potential partners, and market supportability) that can be used to evaluate all proposed development/redevelopment projects (e.g. multi-family residential, office, retail, public realm, hotel conference center, entertainment venues, parking) within each of the seven focus areas. Project investment criteria will provide local and county economic development professionals with a framework from which to evaluate and prioritize prospective development projects competing for public incentives. Next,4ward Planning developed a list of suggested project goals, activities and actors in support of economic development goals. This list outlines project goals, activities, lead actors, timeline to complete, prospective goal impact, and evaluation periods. Methodology: Recommendations & Project Implementation Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 ECONOMIC DEVELOPMENT STUDY Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 Source: VPP Economic Development Corridor Study Millers Hill Ways Lane Kennett Township Economic Development Focus Areas This economic development study provides recommendations for each of the seven economic development focus areas located within Kennett Square Borough and Kennett Township: The Appendix overlays focus area boundaries with existing land use, zoning, woodland and riparian corridors, visually significant landscapes, and Kennett Square’s Historic District. • Millers Hill • Ways Lane • Birch Street • State Street • Cypress Street • Mill Road • NVF site Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 •Gateway •Landscape •Traffic •Walkability Millers Road •Housing •Infrastructure •Railroad •Corporate Campus Ways Lane •Creamery •Restaurant •Arts •Culture •Railroad •Retail Birch Street •Walkability •Extend •Traffic •Main Streets •Shops •District •Living State Street •Traffic •State Street •Main •Walking •Commercial •Mixed •Extend Cypress Street •Mixed-Use •Parks •Gardens •Open Space •Railroad •Infrastructure Mill Road / NVF The graphic below presents key issues, action-oriented topics prioritized by participants in the April 7, 2016 community workshop (highest priority issues are indicated in bold within the plan). Additional details on the SWOT and public outreach (meeting and survey) can be found in the Appendix. Key Issues Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 Source: VPP Economic Development Corridor Study Millers Hill Ways Lane Kennett Township Economic Development Focus Areas • Millers Hill • Ways Lane • Birch St • State St • Cypress St • Mill Rd • NVF site Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 Key Issues: Millers Hill Gateway & Landscaping Sidewalks to connect to borough Open space Gateway (4) Beautification Key area as entrance to borough, gateway with landscaping, walkable/ bikeable Landscape (14) Traffic & Walkability Poor ramps and planning from back of Exelon Traffic speed, overweight trucks Walkability (3) Some walkable shopping Land Uses More corporate space at the edge of town Already planned. 175 units way too dense No more commercial /shop Movie theater Keep it residential – too many physical constraints Expand the medical use buildings Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 Economic Vision: Millers Hill A beautiful signature landscaped GATEWAY This one mile stretch of westbound Baltimore Pike is often described as the “Gateway” to Kennett Square. Over the last decade it has been transitioning from rural byway to suburban highway, hosting a growing mix of near-town uses. The Exelon Office Park campus is advantaged by proximity to the Route 1 exit and Kennett Bypass, as well as proximity to Borough. During the course of the project, nearby Longwood Gardens was often discussed as resource and inspiration. Two agreed-to goals are to introduce sidewalks or a walking trail connecting to downtown and to enhance the sense of welcome, mobility, and hospitality by introducing a high impact, signature landscape along the roadway frontage that could include lighting, sculpture and signage elements. Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 Zoning Overview: Millers Hill Character/ Place Type(s) Campus: Roadside office campus/driveway subdivision – landmark monument sign at each entrance drive. Porch-front Houses: with wooded lawns, some host commercial uses. Driveways and curb cuts should be limited here because of awkward sight lines and quickly moving traffic. “Stop and Shop” retail and commercial office, some medical services. Zoning Regulations The Township’s C Commercial District is intended “to provide opportunities for a wide range of commercial uses, particularly those involving the retail trade of goods and services. The district is designed to accommodate commercial establishments which complement commercial districts in the surrounding region.” The district provides broad range of permitted and special exception uses. The Township’s BP Business Park District anticipates a wide range of complementary business, office, and medical uses, principally those not involving retail trades, and which are suited to a campus-like environment, especially in locations with access to the arterial road system of the Township. The BP District is also appropriate for certain residential building types, including age-restricted housing in campus-like settings. The Township SALDO provisions lay out requirements for form and design of development, pedestrian amenities, traffic improvements, and landscape design. They can be amended to incorporate design standards recommended by this plan. Plan objectives (gateway features, setbacks, landscape, walkways, and signage ) will be more achievable if supported by and updated description in the Scenic Resources of the Township Comprehensive Plan. Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 a beautiful signature landscaped GATEWAY Roadway Design Re-Think Parking Streets / Streetscapes Gateway features Signs Concepts: Millers Hill Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 a beautiful signature landscaped GATEWAY Attract New Desired Land Uses Evaluate Zoning Requirements Recommendations: Millers Hill Seek resources to design, install and maintain a signature gateway landscape along frontage from Cypress/State intersection to Walnut Street. Explore TIF mechanism to provide sustainable funding for public realm enhancements Development Program /Land uses to be attracted to Millers Hill → Up to 200,000 sf medical and technical service providers and/or corporate back office operations. Update Township’s SALDO provisions to add provision that new building projects may be required to provide sidewalk connection for projects which will host more than 200 employees and are within a 10-minute walk of centers located in Mendenhall, Hammorton, or Kennett Square Borough Update Sign Regulations to require monument sign, rather than pole sign at each entrance drive. Consider permitting illumination of sculptural elements. Evaluate Zoning requirements for BP, Business Park. Consider expanding the range of permitted uses to include hospice and medical out-patient related services. Provide design guidance to encourage connectivity and campus-like landscape. Enable structured parking to permit higher concentration of office/institutional campus uses, freeing up more land for development. Vision Action Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 Evaluation of Strategic Investment Projects: Millers Hill Type of Private Investment Infrastructure in Place Land Assemblage Required Financially Feasible Market Supported Affordable MF Residential NA NA NA NA Market Rate MF Residential NA NA NA NA Office Yes Yes Yes Yes Retail NA NA NA NA Public Realm No NA NA NA Hotel Conference Center NA NA NA NA Entertainment Venues NA NA NA NA Parking Yes Yes NA NA Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 Create a beautiful signature landscaped gateway. Goal Evaluation Period: Q3 2017 to Q3 2018 Seek resources to design, install and maintain a signature gateway landscape along frontage from Cypress/State intersection to Walnut Street. A fundraising campaign should be explored, along with identifying local municipal and state grant funds. Lead Actor(s): Kennett Township Timeline to Complete: O-6 Months Prospective Goal Impact: Moderate to High Goal Evaluation Period: Q3 2017 to Q3 2018 Explore utilizing Tax Increment Financing (TIF) mechanism to provide sustainable funding for public realm enhancements. Lead Actor(s): Kennett Township Timeline to Complete: 0-6 Months Prospective Goal Impact: Moderate to High Goal Evaluation Period: Q3 2017 to Q3 2018 Project Goal Activities to Achieve Goal Who, When and What? Project Goals, Activities and Actors: Millers Hill Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 Attract new desired land uses Goal Evaluation Period: Q1 2018 to Q1 2020 Entice development of up to 200,000 square feet of medical and technical office space, and/or corporate back office operations. Partner with the Chester County Economic Development Council and local area commercial brokers to help promote the opportunity. Identify and publicize any “as-of- right” investment incentives, as well as any state incentive programs for which such new investment would qualify (e.g., job creation incentive programs). Lead Actor(s): Kennett Township; Chester County Economic Development Council. Timeline to Complete: 0-36 Months Prospective Goal Impact: High Project Goal Activities to Achieve Goal Who, When and What? Project Goals, Activities and Actors: Millers Hill Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 Improve and Increase Pedestrian Amenities and Improve Signage Aesthetics Goal Evaluation Period: Q3 2017 to Q3 20208 Update Township’s SALDO provisions to add provision that new building projects may be required to provide sidewalk connection for projects which will host more than 200 employees and are within a 10-minute walk of centers located in Mendenhall, Hammorton, or Kennett Square Borough. Lead Actor(s): Kennett Township Planning Board Timeline to Complete: 0-6 Months Prospective Goal Impact: Moderate to High Update Sign Regulations to require monument sign, rather than pole sign at each entrance drive. Consider permitting illumination of sculptural elements. Lead Actor(s): Kennett Township Planning Board Timeline to Complete: 0-6 Months Prospective Goal Impact: Moderate to High Project Goal Activities to Achieve Goal Who, When and What? Project Goals, Activities and Actors: Millers Hill Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 Increase Permitted Land Uses, Improve Connectivity and Development Density Goal Evaluation Period: Q1 2018 to Q1 2020 Evaluate Zoning requirements for BP, Business Park. Consider expanding the range of permitted uses to include hospice and medical out-patient related services. Lead Actor(s): Kennett Township Planning Board Timeline to Complete: 0-6 Months Prospective Goal Impact: Moderate to High Provide design guidance to encourage connectivity and campus-like landscape. Enable structured parking to permit higher concentration of office/ institutional campus uses, freeing up more land for development. Lead Actor(s): Kennett Township Planning Board; Outside planning consulting firm Timeline to Complete: 0-18 Months Prospective Goal Impact: Moderate to High Project Goal Activities to Achieve Goal Who, When and What? Project Goals, Activities and Actors: Millers Hill Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 Ways Lane • Key Issues • Economic Vision • Zoning Overview • Concepts • Recommendations • Strategic Investment Projects Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 Source: VPP Economic Development Corridor Study Millers Hill Ways Lane Kennett Township Economic Development Focus Areas • Millers Hill • Ways Lane • Birch St • State St • Cypress St • Mill Rd • NVF site Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 Key Issues: Ways Lane Housing Workforce housing (2) Affordable housing (2) Senior nursing Single family homes Infrastructure Infrastructure (4) Transit stops for work force Enhance area with paving, street lights, trees Railroad Railroad is a valuable asset Railroad commuter train to Wilmington? Corporate Campus Corporate campus is well done Small university/community college /technical school Expanding corporate campus (4) Land Use Parks and open space (3) More business, IT industry, Light industrial Mixed-use, larger stores like BJ’s, entertainment, theater, store art Zoning or TDR ordinance to increase development potential Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 Economic Vision: Ways Lane “On the edge of town” is a bustling landscape, anchored by an new kind of VILLAGE The area to the east of the Borough, framed by South Walnut Street, Rosedale Road, McFarlan Road, and East Cypress Street is a working landscape with mushroom growing, construction materials storage/sales, a trucking business, and other commercial operations. These production/distribution activities occupy about half of the area, mostly to the south on the land sloping down to the rail road. Vehicular access is provided by a network of easements connecting shared driveways and gravel lanes. Here and there are houses, lawns and workshops. Similar uses occupy Cope Street frontages. Properties with frontage on McFarlan Road or Cypress Street offer access to the surrounding suburban demand for services, and are mostly occupied by commercial offices, medical services, or independent retailers. There are approximately 200 acres…Three geographies: Railroad corridor, Cypress Frontage and “in between”. Frontage along Cypress Street and Cope Road can create a gateway landscape and an evolving near-town “campus district”….education, theater, residential workforce housing, senior care/senior housing, corporate campus/mixed use…”Village District” floating zone that broadens range of uses with provisions for density, infrastructure, landscape and connectivity. Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 Zoning Overview: Ways Lane Character/ Place type(s) The south section is a working landscape of production/distribution activities, punctuated here and there by modest houses, lawns, kitchen gardens, and workshops along gravel lanes. Properties with frontage on McFarlan or Cypress and are mostly occupied by “pad site” commercial offices, medical services, or independent retailers. Zoning Review Borough OI-1, C2, R-3, R-2 Township LI: provides opportunities for selected industrial establishments, with a view toward encouraging only those types of industrial uses which would not constitute a hazard or nuisance to the population of adjacent areas, which are compatible with industrial districts in adjacent municipalities, and which strengthen the economic base of the Township. The district is designed to accommodate uses which may require access by rail and/or by the arterial road network of the Township. Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 Concepts: Ways Lane Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 Concepts: Ways Lane Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 Economic Vision/Character: Ways Lane Village Center Forms Modern vs. Traditional Setback & Form Variations Materials Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 Economic Vision/Character: Ways Lane Residential Building Types Commercial Building Types Roadway Designs & Treatments Public Spaces Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 Economic Vision/Character: Ways Lane Parking Streetscape Elements Gateway Features Signs Executive Summary Millers Hill Ways Lane Birch Street State Street Cypress Street Mill Road/NVF Appendix Kennett Region Economic Development Study September 15, 2016 “on the edge of town” is a bustling landscape, anchored by a new kind of Download 36.84 Kb. 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